Bats and extensions

JRJ

JRJ

JRJ

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21 Oct 2010
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Anybody had issues with bats and building work? How did it affect your plans? What mitigating factors were advised?

We were told following pre planning to get a bat scoping survey prior to submitting full planning which we did (piperstrelle bat droppings were found in the attic but no definite roost or entry could be found) full planning was submitted and everything came back approved apart from the ecology consultant who blocked planning until we had further surveys (exit and possibly dawn surveys) which can't be done until May, so planning has now been withdrawn to be resubmitted after these surveys have been completed. Very frustrating as the bats alone have so far cost £500 and potentially another £700 in further work cost we hadn't factored in plus we could have potential restrictions on work.
 
They are a royal pain in the backside!

Nothing you can do but work around them and if there are any there, they can sometimes stop the entire build, or it's a case of getting them relocated if possible.
 
AHarvey said:
They are a royal pain in the backside!

Nothing you can do but work around them and if there are any there, they can sometimes stop the entire build, or it's a case of getting them relocated if possible.
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Even the planning officer was frustrated by the hold up. If we can get away with one more survey and resubmit it puts us back about 15 weeks.
 
Cull all wildlife. How dare they get in the way. Let's cut down all the trees and hedgerows while we're at it. Concrete everywhere I'd say. :o
 
The annoying thing is they almost certainly do not hibernate in you loft, so now is the perfect time to do the work. The ecology expert will be worried about their access to the summer roost in your loft. But their summer roost can easily and reasonably be replaced by a bat box if they can't find the way into you loft.

I'm all for protecting bat habitats i have bats in my current house and my last but at first glance the ecology guy is being difficult, is he the one getting paid for the survey?
 
Spend the next six months ensuring they are not living/roosting in you loft. Remove all droppings seal up any possible entries, stick a light up there on a timer. All dodgy if there are bats but will mean you get your survey sign off and your planning permission!
 
a1ex2001 said:
Spend the next six months ensuring they are not living/roosting in you loft. Remove all droppings seal up any possible entries, stick a light up there on a timer. All dodgy if there are bats but will mean you get your survey sign off and your planning permission!
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Agree. Stuff the bats as they will find another home anyway!!

If i was planning something and i found bat droppings, or even bats in there i would make sure they were kicked out and all cleaned up first before i had to have the nutters in to check!!!
 
No experience in my own house but they are protected by law so if you do displace or interfere you could face very large fines.
Bat boxes may be the way to go, but you'll have to wait for the ecology report.
 
thezappa said:
No experience in my own house but they are protected by law so if you do displace or interfere you could face very large fines.
Bat boxes may be the way to go, but you'll have to wait for the ecology report.
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Who will know if you have kicked them out before investigations?
 
Sounds like you got a pita surveyor, some of them don't seem to understand who's commissioning them, you can normally get a good one to be realistic about the issues and allow the planner to either put a suspensive condition on the permission and/or condition a start date. Refusing a permission and making you withdraw is the worst outcome, at least a conditioned approval would allow you to go ahead with more detailed drawings and tender the job with some comfort
 
the_r_sole said:
Sounds like you got a pita surveyor, some of them don't seem to understand who's commissioning them, you can normally get a good one to be realistic about the issues and allow the planner to either put a suspensive condition on the permission and/or condition a start date. Refusing a permission and making you withdraw is the worst outcome, at least a conditioned approval would allow you to go ahead with more detailed drawings and tender the job with some comfort
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I believe this is what's happened, turns out the guy who did our scoping survey is a massive bat lover and has over 200 roosting in his attic, I've spoken to other companies who are happy to pick up from his initial survey.

Don't get me wrong I'm not against having them there and we are more than happy to add in bat boxes or access points and work to seasonal windows for re-roofing but the costs and set backs are a huge kick in the teeth.
 
JRJ said:
I believe this is what's happened, turns out the guy who did our scoping survey is a massive bat lover and has over 200 roosting in his attic, I've spoken to other companies who are happy to pick up from his initial survey.

Don't get me wrong I'm not against having them there and we are more than happy to add in bat boxes or access points and work to seasonal windows for re-roofing but the costs and set backs are a huge kick in the teeth.
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Yeah, you just have to tread a bit carefully now because the point has been raised...
Can be an infuriating process dealing with (and paying for) these guys.
We recently had to get one to rewrite his report because the wording in it would have stopped us for a couple of years, we gave the same information just worded better and there was no issue at all, because there was no issue! !
Sometimes they have to justify their place in the process and get *****ly when you ask them to adjust their wording! !
 
I'm a planning officer and deal with the impact on protected species frequently. It sounds like the proposal will impact on the roost and it may be lost.

Getting the right Ecologist to survey and prepare appropriate mitigation will be important.
 
roadie said:
I'm a planning officer and deal with the impact on protected species frequently. It sounds like the proposal will impact on the roost and it may be lost.

Getting the right Ecologist to survey and prepare appropriate mitigation will be important.
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Lol.......Get them out before you call anyone around i say. They are wild, they will find another B&B
 
On a demo+rebuilt project I am working on, we've had bats on site. The architect has designed bat-friendly details, holes, around the eaves, based on the ecologist's recommendation.
 
Were there a lot of droppings found? If not it's likely that your roof is only used infrequently and would not be classed as a roost so you'd be unlikely to have to do anything further. If there is evidence of regular use, as has been said you should be able to design around this by either installing an artificial roost or bat tiles to allow bats to keep accessing the loft.

Definitely better knowing whether you've got bats before you start work and being able to agree mitigation etc. than finding them during the work and having to stop to discuss things whilst the roof is off and water is pouring in!
 
Thanks all for your replies and advice.

This whole process has frustrated me so much I've lost interest in the project for the time being, hopefully a meeting with the architect next week can get my motor back.

To answer a few questions only several droppings were found in the loft, I've approached several other companies who are happy to pick up from the initial scoping survey so hopefully get somebody a bit more relaxed to complete the dawn survey in May.
 
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